Frequently asked questions

No. You’re asking a question, that’s all. There’s no fee, no contract, and no obligation at any point, including after I’ve given you a number. Plenty of people get an offer, think it over, and decide to keep the house or list it instead. You won’t hear from me again unless you want to.

No. I don’t sell, share or trade contact information. What you send me comes to me. If you ask to be removed from my records, that happens the same day.

From public property records. The county auditor and county recorder publish ownership information for every parcel in Ohio, and anybody can search it. I write to owners in the areas I buy in.

Nothing private was used and nothing was bought from a data broker. If you’d rather not hear from me again, just say so and you’re off the list.

No. I don’t charge a commission or a service fee, and I cover the normal closing costs. The figure we agree is the figure that reaches you.

Two honest exceptions: anything already owed against the property, such as unpaid property taxes, a mortgage balance, a contractor’s lien, still has to be settled out of the sale, exactly as it would with any buyer. I’ll identify those when I make the offer, not at the closing table.

I take what your house would sell for once repaired, subtract the cost of those repairs, subtract the costs of holding and reselling it, and subtract my margin. What’s left is the offer.

The resale figure comes from what comparable houses near you have actually sold for recently. Ask and I’ll send you the specific sales I used.

Usually, yes, on the headline number. I’d rather say that plainly than have you find out later.

The comparison that actually matters is what you net and when. Against a listing you have to weigh roughly 6% in commission, repairs a mortgage lender will insist on, months of taxes, insurance and utilities while it sits, and the real chance a buyer’s financing collapses. For a house in good condition with an owner who can wait, an agent often still wins. For a house needing serious work, or an owner who needs certainty, the gap narrows sharply and sometimes reverses.

I’ll help you work out which one you are, even when the answer isn’t me.

Check it. Genuinely. Get a second cash offer. Ask an agent for a market appraisal. I’ll never pressure you to sign today, and any offer that only stands if you decide immediately should worry you, whoever it comes from.

No. Both are free, and there’s no catch attached to either.

Whatever condition it’s in right now. I’ve bought houses with fire damage, failed foundations, mold, and years of belongings still inside. Take what matters to you and leave everything else. Clearing it out is my job, not yours.

Not a problem, and quite common. I buy tenant-occupied properties and deal with the tenancy myself after closing. Tell me whether there’s a written lease and what the rent is, and I’ll factor it in. You don’t need to evict anyone for my benefit.

Yes. I work with estates regularly. Your attorney and the court set the pace and I work around it. That can take a few months and that’s fine. What helps is knowing early who has authority to sell, so we’re not surprised later.

Often not, but timing matters, so call sooner rather than later. Once a sheriff’s sale date is set the options narrow considerably. If selling isn’t the right answer for you, I’ll say so. Sometimes talking to the lender directly is a better move, and I’m happy to explain what that looks like.

I am not an attorney and this isn’t legal advice. For anything involving foreclosure or bankruptcy, please also speak to a lawyer.

Everyone on the deed has to agree to sell and sign at closing. That’s a title company requirement, not mine. If some owners are out of state, that’s normally handled with remote notarization. If people disagree about selling, I’d rather step back until it’s settled.

Mostly I buy single-family houses and small multi-family up to four units. Land and commercial I’ll look at case by case. Ask, and if it isn’t for me I’ll usually know someone it is for.

Buying it. My name goes on the closing documents. I’m not a broker, I’m not listing your house, and I’m not passing your details to a third party.

As little as 10 days if title is clear and you’re ready. If you need longer, perhaps to find somewhere else, clear the house, or finish probate, we go at your pace. I’ve waited six months before now.

A licensed local title company. They’re neutral, they confirm the title is clear, and they hold the funds in escrow, not me. You’re paid by wire or check at closing. If you’d prefer to use a particular title company, that’s fine by me.

Before you sign a purchase agreement, absolutely, no explanation needed. After signing you’re in a contract, so that’s the moment to be sure. I’d always rather you took another day than signed something you weren’t comfortable with.

You don’t have to have one in Ohio, but you’re always welcome to, and for probate or anything contested I’d encourage it. I’ll never discourage you from getting independent advice.